AgdaPkt 2017-09-11 Closed and Joint SA PFA

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7.A. - Page 11 8. That adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation measures are or will be provided for the proposed use. Basis for finding: The Project can be adequately served by utilities, provides adequate on-site parking and has designed on-site circulation to address drop-off and pick-up operations on-site to avoid traffic impacts. The required number of parking spaces for a school use are provided, and the spaces in the rear of the Project Site are one foot shorter than current standards, which will not significantly impact the ability of vehicles to park in those spaces. The findings to grant the Conditional Use Permit (section 33.19 and section 42.4) as listed above can be made in the affirmative for the nonconforming parking stall size and driveway width at the rear of the site as the proposed improvements do not reduce the on-site parking capacity and the required parking for the new use is less than the previously approved use. The parking stall size at the rear of the building is uniquely constrained due to the 20' wide fire access easement. The nonconforming parking will not adversely affect or conflict with adjacent uses as there is adequate on-site parking for the proposed use. These findings are supported by the traffic study conducted by Hexagon Consultants, finding that on-site parking would be sufficient based on the number of staff members and with implementation of the Transportation Demand Management (TDM) plan. ALTERNATIVES As noted above, the Planning Commission voted four in favor and three opposed to the project. The dissenting Commissioners expressed concern with the land use compatibility of a school operating within a light industrial area, the lack of on-site parking for parents and special events, pedestrian conflicts associated with large trucks and limited visibility at driveways and potential traffic impacts to adjacent businesses due to morning and afternoon school queue spilling onto the narrow street. In order to facilitate Council discussion, a draft resolution of project denial (Attachment 3) has been prepared based on the Planning Commission discussion. Alternatives available to the City Council include- 1. nclude:1. The City Council may choose to deny the appeal and approve a modified project design if the Council determines the IS/MND is inadequate and/or if the Council determines one or more Use Permit findings cannot be made. 2. The City Council may choose to continue the item to a future meeting and direct staff and/or the Applicant to provide additional information or analysis. 3. The City Council may uphold the appeal and overturn the Planning Commission's project approval based on the findings contained in the Denial Resolution (Attachment 3).